Box Cottage, Norley Lane, Tormarton, Badminton, GL9 1JD

UPRN:584165Detached House5 bedsBuilt -

FreeholdCouncil Tax: -EPC: F (27)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

Box Cottage, Norley Lane, Tormarton, Badminton, GL9 1JD

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£1,339,000

£1.27M - £1.41MHigh

Estimate

£1.34M

Range

£1.27M – £1.41M

Rent Estimate (pcm)

£3,900

£3k - £4k

Monthly

£3,900

Yield

3.53%

Verdict

Derived from HomePortfolio scores

Box Cottage earns an INVESTIGATE rating with HP Score 49/100. Investment score 40/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (4/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

49/ 100

Mixed

Investment Score

40/ 100

Mixed

Crime Score

17/ 100

Moderate

Walkability

4/ 100

Low

Transit & Bike

Transit 4Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +1.0% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 584165· as of 9 Oct 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.66
- valuation_snapshotsrent estimate 3900/mo (range 3400-4450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,853/mo, -73% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 216 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 30 Oct 2026
Risk & liquidity8.5/15
8 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£994,000£1,523,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£1,325,000

At the asking price

Monthly rent£3,900/mo

Evidenced range £3,400-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £475,050
Net cash flow: -£1,772/mo
Cash on cash: -4.5%
Score at this price: 8

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.87 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 584165Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3900/mo (range 3400-4450)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 3900/mo (range 3400-4450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 216 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£1,339,000

Rent Estimate (pcm)£3,900

Gross Yield3.53%

1y Growth-

3y Growth-4.6%

5y Growth+5.1%

10y Growth+6.2%

Last Sold Price£390,000 (1997-01-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2GL9 1JD

Approval Rate

100%12mo

Development

low

P26/02405/HH
Erection of two single storey side extensions to form additional living accommodation.
Pending
P26/02406/LB
External alterations to facilitate new gable detail to kitchen, insertion of conservation rooflights to kitchen erection of single storey side extension with conservation rooflights and erection of side infill extension and replacement of 1no window. Alterations to north elevation to replace existing garage door with window, retain garage door mounted to runners to enable sliding of garage door into original position, replace 2no. windows. Alterations to east elevation to infill existing external door and enlarge 1no window. Alterations to west elevation to replace 6no windows, install 1no. new window, replace modern door with window, replace 2no.windows with 2no doors and infill 1no door to create window. Internal alterations for the removal and reconfiguration of internal walls and doors to facilitate new kitchen/diner and part conversion of existing workshop. External alterations to replace cement renders with traditional lime render.
Pending
P26/02320/HH
Demolition of existing extensions. Erection of single storey extension to form additional living accommodation. Erection of front porch. Alterations to fenestration to include new rooflights, 5no. PV solar panels to South elevation and the removal of chimney stack on the North elevation. Installation of 1no. air source heat pump.
Pending

View Planning Timeline

Ownership

Corporate Ownership83.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1997-01-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density35 /km²

Owner Occupied64%

Age Distribution

0-15 15%16-64 59%65+ 26%

View Area Profile

Schools Nearby

Old Sodbury Church of England Primary School
2.0 mi
Inspected as Old Sodbury Church of England Primary School (URN 109175) on 21 Nov 2023
Chipping Sodbury School
3.1 mi
Good
St John's Mead Church of England Primary School
3.2 mi
Good
Marshfield Church of England Primary School
3.2 mi
Good

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Nags Head Cottage Norley Lane
-
£125k
-
Norley Cottage Norley Lane
-
£740k
-
Nags Head Cottage Norley Lane
-
£87k
-
Box Cottage Norley Lane
-
£390k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN